I thank you in advance for taking your time to provide us with your knowledge 

Assuming this is a clean file, with no exceptions required, most Underwriters take anywhere from 48-72 hours to review a loan and get CTC, or provide further conditions. 

However I’m not ignorant to the fact that there is a lot out there just collecting money and not providing much. 

Does any one have any leads on lenders who provide loan for groundup constructions and the criteria?

Or paying off my debt, while I provide them with a nice house to live in instead of an apartment. 

This means you need to pad your rehab costs, make sure you have trusted service providers that do great work, and when you run comps be sure to bring them down a bit and see if the deal still makes sense. 

She provided me incorrect information and my 6% locked rate ended up closing at 9.99%.

I am asking anyone knowledgeable to provide any measures or strategies that could materially make a difference in heading off the risk of serious financial harm of the eviction process with non-paying tenants.

Also, did they provide you those terms off the bat or after explaining your project?

Is her goal to be nice and provide some of the gains or reduce her taxes by trying to split income between her and her ex?